Real Estate Investing in Bentonville, Arkansas (72712)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72712 (Bentonville, AR)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.2 — hard to cash-flow at these prices.
What’s happening in Bentonville, AR (72712)?
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Market Analysis: 72712 Bentonville
This part of Benton County is not an easy win. The 72712 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 72712 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 72712 among AR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 72712 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 72712 is an operator game, not a passive one. On balance, entry prices of $516K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bentonville:
Property Strategy for 72712
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $459,106 | $1,520 | 2.4% | +14.7% | $229,553 |
| 3BR | $390,234 | $2,110 | 3.9% | +13.2% | $130,078 |
| 4BR | $594,121 | $2,500 | 3.0% | +12.4% | $148,530 |
| 5BR | $910,378 | — | — | +12.2% | $182,076 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 72712 Compare?
| Metric | 72712 | Bentonville | Fayetteville-Springdale-Rogers, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $516,241 | $485,362 | N/A | $216,341 |
| 5-Year CAGR | 8.7% | 7.9% | N/A | 5.7% |
| Avg Rent | $1,645 | $1,692 | N/A | - |
| Cap Rate | 2.5% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72712 (Bentonville, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $516,241 |
| Monthly Rent | $1,645 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +8.7% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +5.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 72712
Population: 38,072
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 72712
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,038 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Bentonville, AR?
Expect median prices around $516K in Bentonville, AR. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Are there empty rentals in Bentonville, AR?
Bentonville, AR sees elevated vacancy, which is reasonable relative to the broader AR rental market.
How does Bentonville, AR stack up for property investment?
Bentonville, AR reports an investability rating of 3.0/5, with median home values near $516K and average rents around $1,645/mo. That combination puts it in the significant tier for investor interest.
Is Bentonville, AR a friendly market for rental owners?
Bentonville, AR falls under AR landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can owner-occupants cash flow in Bentonville, AR?
Bentonville, AR is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $516K price point reasonable to enter.
You know 72712 now. You don’t know where it ranks.
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How 72712 ranks in Fayetteville-Springdale-Rogers, AR
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